DESIGN BRIEF KANATA CENTRUM SHOPPING CENTRE BLOCK

DESIGN BRIEF
PREPARED FOR
Kanata Entertainment Holdings Inc.
KANATA CENTRUM SHOPPING CENTRE
BLOCK YYD
KANATA, ON
DESIGN BRIEF
PREPARED FOR
Kanata Entertainment Holdings Inc.
33 Yonge Street, Suite 901
Toronto, Ontario M5E 1G4
www.penequity.com
PREPARED BY
Turner Fleischer Architects Inc.
67 Lesmill Road
Toronto, Ontario M3B 2T8
www.turnerfleischer.com
JUNE 10, 2015
TABLE OF CONTENTS
1.0 INTRODUCTION / PAGE 4
2.0 RESPONSE TO CITY DOCUMENTS / PAGE 5
3.0 BUILDING DESIGN / PAGE 7
4.0 SPATIAL ANALYSIS / PAGE 8
5.0 SUSTAINABILITY / PAGE 9
JUNE 10, 2015
1.0 INTRODUCTION
This Design Brief has been prepared by Turner Fleischer
Architects on behalf of Kanata Entertainment Holdings Inc. and
PenEquity Realty Corporation. It is intended to outline urban
design objectives for the proposed development. The proposed
development will be the next phase of the Kanata Centrum
Shopping Centre – Block YYD. The development will take place
on 12.26 acres (4.96 ha) of the existing centre site. The proposed
development will front south along Kanata Avenue east of Main
Street and west of Lord Byng Way. The development proposes
Building A, a 29,807 sf (2,769 sm) mixed use building with
21,638 sf (2,010 sm) of it being ground floor retail and 8,169 sf
(759 sm) of it being second floor office. The ground floor will be
comprised of three retail tenants A, A1 and A2, with A1 proposing
to be a potential restaurant space with a proposed outdoor patio.
The building will be highly articulated using a variety of materials,
with ample amounts of glazing, varied roof lines, with elements
including canopies, awnings and decorative mouldings.
The remainder of the development will reconfigure the existing
parking lot and landscape areas. Parking areas will be split
onto smaller parking trees. Landscaping along the street front
will be intensified to create a visually attractive streetscape in
the absence of built form and to screen the parking. Landscaping
Site plan A1-9
should also be used within the parking islands where possible.
KANATA CENTRUM SHOPPING CENTRE, BLOCK YYD, KANATA, ONTARIO
JUNE 10, 2015
•
PAGE 4
2.0 RESPONSE TO CITY DOCUMENTS
A number of city documents were reviewed and consulted in preparation of this brief. The Official
4. The development will create a safe accessible place for pedestrians and vehicles. A hierarchy
Plan of Kanata, the Former Kanata Official Plan, the Urban Design Guide, the Urban Design
of pedestrian and vehicular paths will be created. The roadways will consist of major and minor
Guidelines for Large Format Retail, the Urban Design Guidelines for Arterial Mainstreets, the
drive aisles differing in aisle width. Traffic calming measures will be provided at pedestrian
Outdoor Patio Design Guidelines and the Site Design and Architectural Guidelines were all reviewed
crossings. Landscaping will be provided where possible to separate pedestrians from vehicle
to see how the proposed design for Building A for Kanata Centrum Shopping Centre – Block YYD
traffic. Changes in pavement will help to differentiate pedestrian and vehicle connections.
complies to the city’s policies. The following lists design principles followed and sections of the
These principles will help realize policies in the Official Plan Section 2.5.1 and the Former
documents listed that it complies with.
Kanata Official Plan Sections 5.7.7.4, 5.7.3.5, the Large Format Retail Urban Design Guidelines
10, 14, 15, the Large Format Retail Urban Design Guideline 20, the Outdoor Patio Design
1. Building A for Kanata Centrum Shopping Centre will be a multi-use building providing for retail,
Guideline 5.9 and the Site Design Guidelines 4.1.4 and 4.1.6.
office and restaurant. This range of uses will help to create a place for people to gather and
provide employment. This principle adheres to policies in the Official Plan Section 2.5.1, the
5. Landscaping should be intensified along the street to help promote an animated street front in
Former Kanata Official Plan Sections 5.7.3.2, 5.7.5.3, the Urban Design Guide Objective 1.1, the
the absence of built form. It should also be used to help screen parking along the
Large Format Retail Urban Design Guidelines Objectives and the Site Design And Architectural
street front and be provided throughout the islands in the parking fields where possible.
Guidelines Planning Policies 2.0.
There should be a mix of coniferous and deciduous species that are native to the area, and
provide all season interest. These principles adhere to policies in the Official Plan Section
2. Outdoor Amenities will be provided in the form of an outdoor patio, site furniture, landscaping,
decorative lighting to create pleasant open space for pedestrians as per the Official Plan 4.1.1.
2.5.1, the Large Format Retail Urban Design Guidelines 25, 26, 28, the Outdoor Patio Design
Guideline 5.7 and the Site Design Guideline 4.1.8.
The Outdoor Patio Design Guidelines Section 5.1 should be adhered to when designing the
interior floor layout plan. Section 5.3 should be adhered to for fences or railings mounted on
the surrounding retaining wall.
6. The CPTED (Crime Prevention Through Environmental Planning) principles will be followed
throughout to ensure pedestrian safety and security. Accesses should be controlled through
use of signage and secure doors; natural surveillance should be created through lighting
3. Building A will be placed close to the street frontage as allowed by zoning. This will be the first
and visual penetration through plant material; and blind spots should not be created. These
building proposed for the Kanata Centrum Shopping Centre that addresses the public street.
principles will help to create a safe environment as per policies in the Former Kanata Official
The north face of Building A will face Kanata Avenue. This principle adheres to policies in
Plan Section 5.7.5.3. and as per the Urban Design Guide Objective 3 and the Large Format
the Official Plan Section 2.5.1, Section 4.1.1, the Former Kanata Official Plan Section 5.6.6,
Retail Urban Design Guideline 12.
the Urban Design Guide Objective 1.2, Large Format Retail Urban Design Guideline 3 and
the Site Design Guideline 4.1.5.
7. The proximity to the Transitway station and the transit route along Kanata Avenue will help
promote the use of transit, as per the Former Kanata Offcial Plan Sections 5.7.3.3, 5.7.4.2,
the Urban Design Guide Objective 6.2.1 and the Site Design Guideline 4.1.2.
KANATA CENTRUM SHOPPING CENTRE, BLOCK YYD, KANATA, ONTARIO
JUNE 10, 2015
•
PAGE 5
8. Building A will have varying roof heights, awnings, canopies, ample amount of glazing, varying
13. Lighting will be used throughout the site to enhance visibility, safety and to reinforce the
material, decorative mouldings, and decorative wood slats. This will create a building designed
architectural and landscape design. Pole mounted lights should be used to provide parking
to be visually attractive, of high quality, well articulated, with diversity and unifying elements.
visibility at night. Wall mounted lights should be used to provide accent to building features and
This strong built form will promote policies in the Official Plan Section 4.1.1, the Former Kanata
pedestrian scale lighting for intimatcy and safety at night time. Dark Sky lighting principles should
Official Plan Section 5.7.5.3, the Urban Design Guide Objective 2.5, the Large Format Retail
be followed to avoid light spillage onto adjacent properties, as per the Official Plan Section
Urban Design Guidelines 4,6 and the Architectural Guidelines 4.2.1, 4.2.5 and 4.2.8.
4.1.1, the Urban Design Guide Objective 1.6, Large Format Retail Urban Design Guidelines 40, 48,
50, the Outdoor Patio Design Guideline 5.6 and the Architectural Guideline 4.2.7.
9. Loading and service areas will be located away from public view and will be screened with
landscaping or built from complimentary to the building, The garbage facilities will be enclosed
14. Site furnishings should be placed at strategic locations and should be co-ordinated and
within the building. Loading and garbage areas will be shared among the building tenants.
incorporate design motifs characteristic of the development. Bike racks, trash bins, bollards,
These principles adhere to policies in the Official Plan Section 4.1.1, the Urban Design
planters and patio furniture should be consistent in terms of colour and materials as per the
Guide Objective 2.8, the Large Format Retail Urban Design Guidelines 45, 46, 47 and the
Large Format Retail Urban Design Guideline 8.
Architectural Guideline 4.2.9.
15. The proposed development shall be built where possible with a sustainable vision as per the
10. The parking count should meet the minimum standard, and minimum accessible parking
Former Kanata Official Plan Section 5.7.6.8.
requirements. All parking spaces should be sized to comply with zoning by-laws. Parking
trees should be broken up into smaller fields and at the rear and sides of Building A, as per the
16. The Urban Design Guidelines for Development Along Arterial Mainstreets Guideline 17
Official Plan Section 4.1.1, the Large Format Retail Urban Design Guidelines 22, 21, 27 and
specifies to orient the front facade to face the public street and locate the front doors to
the Site Design Guideline 4.1.7.
be visible, and directly accessible, from the public street. Building B has been designed
for future integration with the public street once the future iteration of Kanata Avenue has
11. Barrier free design principles will be followed to suit the needs of the physically challenged,
as per Former Kanata Official Plan Section 5.7.6.9.
been built with a public sidewalk. A connection along Main Street will be built to allow for
connection to a future sidewalk along Kanata Avenue. The north side of the building has
been lined with spandrel panel which can be removed to provide entrance doors.
12. Signage on building faces should be integrated with the architectural detail and facade of
the building. Signage should be consistent with the proportion and scale of the building
facade. This is in keeping with policies in the Former Kanata Official Plan Section 5.7.8.6, the
Large Format Retail Urban Design Guideline 37, the Outdoor Patio Design Guideline 5.8 and the
Architectural Guideline 4.2.6.
KANATA CENTRUM SHOPPING CENTRE, BLOCK YYD, KANATA, ONTARIO
JUNE 10, 2015
•
PAGE 6
3.0 BUILDING DESIGN
Building A will be designed to be visually attractive and user
friendly. It will be the first building in the Kanata Centrum Shopping
Centre to address the public street front of Kanata Avenue. The
amount of glazing to be used will help to emphasize this condition.
The design will be diverse, varied in building envelope, and
include architectural detailing. While corporate individuality is
important, unifying elements are equally important in order to tie
Proposed North Elevation A2-1
the development together as a whole by creating an overall design
theme. The building will incorporate similar window treatments
and varying planes of flat roofs with overlays and projections.
Architectural elements such as canopies, awnings,
a similar pallet of colour and materials will be used to tie the entire
building together. The facade will not be one long blank facade
in either height or length. The roof line will be varied to break up
Proposed South Elevation A2-1
the horizontal massing. Kanata Avenue will feature varied roof
lines to give the appearance of multiple tenants. The building will
be broken up vertically into a base, middle and top to reduce the
vertical massing. Different materials and details will contribute to
this. The base will be comprised of concrete block. Brick, metal
panel, glazing and spandrel glazing will be incorporated into the
building and will comprise the middle. Decorative metal cornices
of different heights will comprise the top. Glazing and spandrel
Proposed East Elevation A2-1
glazing will be featured on all four facades. Decorative wood
slats will adorn the second floor office elevation. Metal and fabric
canopies will be featured above the ground floor glazing. Entrances
will be emphasized by brick portals, canopies, awnings, signage
and varying roof lines. The Garbage room is located at the rear of
the building, will be internal and comprised of concrete block.
The loading area will also be at the rear of the building and be
screened with the concrete block.
Proposed West Elevation A2-1
KANATA CENTRUM SHOPPING CENTRE, BLOCK YYD, KANATA, ONTARIO
JUNE 10, 2015
•
PAGE 7
4.0 SPATIAL ANALYSIS
Building A is proposed to be built in Block YYD of the Kanata
Entertainment Centrum Shopping Centre (the property limits of
which are generally shown as outlined in light blue). The Kanata
Centrum Shopping Mall is a major shopping area in Kanata and is
part of an area that has been designated the Kanata Town Centre
by the Official Plan of Ottawa. The existing Kanata Centrum has
major retail and restaurant tenants, as well as the Landmark
Cinemas. The site to the north is presently green space with part
2
1
designated as the Kanata Centre Core Park. The remaining lands
SUBJECT
SITE
have been designated as MC (Mixed Use Centre) Lands where
there could be potential for future development. The proximity to
the off ramp for Highway 417 creates easy access for vehicular
travel. The proximity to Residential areas to the north, south, east
and to the Transitway Station allows for easy access to pedestrian
activity. Pedestrian routes connect the entire Kanata Centrum
Shopping Centre through hard and soft landscaped walkways, as
well as public sidewalks along the north and south side of Kanata
Avenue. There is a dedicated bike lane along Kanata Avenue that
allows for access to alternative sustainable transportation.
LEGEND
100m Radius
200m Radius
400 Series Provincial Highway
Major Car Access Route
Major Transit Route
Major Pedestrian Route
Bike Lanes
Subject Site
Kanata Town Centre Core Park
Kanata Town Centre
Transitway Station
Zoned MC Mixed Use Centre
Kanata Entertainment Holdings Inc. Property
Aerial site photo spatial analysis diagram – Google maps 2014
Site view 1 – Google Maps Street View 2014
Site view 2 – Google Maps Street View 2014
KANATA CENTRUM SHOPPING CENTRE, BLOCK YYD, KANATA, ONTARIO
JUNE 10, 2015
•
PAGE 8
5.0 SUSTAINABILITY
The proposed development should be built with a sustainable community vision. It should be built
to ensure sustainability economically, environmentally and socially. The following are steps that can
easily be taken to help promote environmental sustainability.
1. Interesting streetscapes will be provided, with ample landscaping to encourage pedestrian traffic.
2. The use of transit shall be promoted. The site is in close proximity to the Transitway station and a
transit stop along Kanata Avenue.
3. Travel by bicycle shall be encouraged by providing bike parking by store entrances.
4. All buildings shall be constructed to be energy and water efficient.
5. Better air quality will be strived for by trying to reduce gas emissions and the use of low VOC
paints will be encouraged.
6. Local materials and recycled materials shall be used as much as possible to try
and reduce waste.
7. Buildings shall follow principles of Bird Friendly design.
8. Low-E glass will be used to improve energy efficiency and help with heating costs.
9. LED lighting will be used in parking lot lighting to improve energy efficiency and help with costs.
KANATA CENTRUM SHOPPING CENTRE, BLOCK YYD, KANATA, ONTARIO
JUNE 10, 2015
•
PAGE 9